Inspector of elections: California
California is the only state that requires an independent inspector for every association election. Your board cannot count its own ballots, and neither can your management company. This guide covers who may serve, who may not, what the inspector has to do and by when — and then lists 26 firms that do this work, by region, so you can appoint one this week.
General information, not legal advice. Statutes change and your governing documents may add rules; confirm with your association's counsel.
What the law requires
California is the strictest state: every association election, recall, assessment vote and governing-document amendment must be run by one or three independent inspectors of elections appointed by the board. The inspector controls the roster, the ballots, the count and the record. Ballots are counted in public at a properly noticed board meeting; the result is reported to the board, recorded in the minutes and made available to members within 15 days. Since 2025 (AB 2159) associations may use electronic secret ballots, with members allowed to opt out — the inspector still oversees the roster, the opt-outs, the tabulation and the results.
Who may serve
- A volunteer poll worker with the county registrar of voters
- A licensee of the California Board of Accountancy (CPA)
- A notary public
- A member of the association who is not a board member, not a candidate, and not related to a board member or candidate
- A professional inspector-of-elections service engaged only for that purpose
Who may not
- Board members and candidates, and anyone related to them
- Anyone currently employed by or under contract to the association for compensable services other than serving as inspector — this includes your management company and, because you pay for the platform, Vote.Direct
The trap most boards fall into
The disqualification is about who else pays the person. A management company that runs your association cannot inspect your election, and neither can a vendor already under contract for other compensable services. That includes us: you pay Vote.Direct for the voting platform, so we cannot also be your inspector in California. Appoint an independent third party and give them the inspector's access.
Cal. Civ. Code §5110(b)
What your inspector has to do
- 1Determine the number of members entitled to vote and each member’s voting power
- 2Rule on the validity of proxies (where proxies are allowed)
- 3Receive ballots and hear and decide any challenges
- 4Determine when the polls close
- 5Count and tabulate the votes and determine the result
- 6Report the result to the board and members and keep custody of the record
- 7Keep the sealed ballots in custody until the challenge period (one year) has expired, then transfer them to the association
The dates that bind them
| When | What has to happen | Source |
|---|---|---|
| 30 days before the nomination deadline | General notice of the nomination procedure and deadline | §5115(a) |
| 30 days before the voting deadline | Ballot and two preaddressed envelopes to every member | §5115(c) |
| At the noticed meeting | Ballots opened and counted in public; members may watch | §5120(a) |
| Within 15 days of the count | General notice of the tabulated result | §5120(b) |
| For one year after | Ballots stay in the inspector’s custody, then pass to the association | §5125 |
| Up to one year to challenge | A member may sue; up to $500 per violation plus fees | §5145 |
Electronic ballots, since 1 January 2025
AB 2159 amended §5110(c) to allow electronic secret ballots. The board has to adopt election rules that provide for it, every member must be offered the choice between an electronic and a paper ballot and may switch up to 90 days before the election, the platform must authenticate voters, keep each ballot secret, confirm receipt, keep an audit trail and be tested 30 days out — and the inspector remains responsible for the validity, secrecy and integrity of every electronic ballot. Special assessments still require paper.
In practice this means two things when you are choosing. If your association has not adopted an electronic voting rule, you need a firm that runs paper. If it has, ask the inspector how they will handle the members who opt out — the paper and electronic ballots have to arrive at one count.
Inspectors of elections in California
26 firms and sole practitioners who serve as inspector for California associations, grouped by the regions they say they cover and listed alphabetically within each. Details were read off each firm's own site on August 22, 2026.
This is a list, not a recommendation
We have not vetted these firms, we are not paid to list them, and we receive nothing if you hire one. Some of them sell voting software and compete with us; they are here because a board looking for an inspector deserves the real market. Check independence yourself — the questions below are the ones that matter — and confirm the firm has no other contract with your association.
Jump to: Statewide · Greater Los Angeles · Orange County · San Diego · Inland Empire · Bay Area · Sacramento · Central Valley · Central Coast
Working across California
Firms that say they cover the whole state. They also appear under the regions they name.
Bellwether Election Solutions
Roseville · works statewide
Paper and electronicNorthern California base; lists electronic elections as one of its service lines.
California Association of Homeowners Associations
La Verne · works statewide
Ask themAn association-services organization that also administers elections.
HOA Elect CA
San Diego · works statewide
Paper and electronicFull-service or receive-and-count-only, with an online voting option.
HOA Election Services
California · works statewide
Ask themHolds its counting meetings over Zoom to keep the cost down. Enquiries by email.
HOA Election Team
Soquel · works statewide
Paper and electronicPublishes flat pricing on its site and added digital balloting in January 2025.
HOA Elections of California
San Clemente · works statewide
Paper and electronicPrinting, mailing and tabulation in house, with an electronic ballot option.
Inspector of Elections
Westlake Village · works statewide
Paper ballotsRunning elections since 1987; states that it does not count ballots electronically. A second line, (818) 661-9255, is answered in Chinese.
K2 & Associates
California · works statewide
Paper and electronicInspector services across California; enquiries by email.
Pro Elections
Murphys · works statewide
Paper and electronicPaper, electronic or hybrid, with a per-election web page for nominations and the timeline.
The HOA Election Guys
Foothill Ranch · works statewide
Ask themOrange County base, working statewide.
The Inspectors of Election
Carlsbad · works statewide
Paper and electronicHigh-volume firm running paper and online ballots for management portfolios.
Greater Los Angeles
Los Angeles and Ventura counties
Accurate Voting Services
Irvine
Paper ballotsCounting since 2005. Says it tabulates by hand rather than by machine.
California Association of Homeowners Associations
La Verne · works statewide
Ask themAn association-services organization that also administers elections.
California HOA Elections
Woodland Hills
Paper ballotsSmall San Fernando Valley practice working across Los Angeles County.
Condo Elects
Redondo Beach
Paper and electronicRuns its own election software and publishes a cost calculator.
HOA Member Services
Calabasas
Ask themElection work sits alongside other services this firm sells to associations — worth asking what else they do for yours before appointing them.
Inspector of Elections
Westlake Village · works statewide
Paper ballotsRunning elections since 1987; states that it does not count ballots electronically. A second line, (818) 661-9255, is answered in Chinese.
Official HOA Elections
Westlake Village
Ask themOffices in Los Angeles, Ventura and Santa Barbara counties; quotes by unit count.
Orange County
Orange County
Accurate Voting Services
Irvine
Paper ballotsCounting since 2005. Says it tabulates by hand rather than by machine.
Condo Elects
Redondo Beach
Paper and electronicRuns its own election software and publishes a cost calculator.
HOA Ballot Counter
San Clemente
Paper ballotsSole practitioner; the owner served eighteen years as a board president.
HOA Elections of California
San Clemente · works statewide
Paper and electronicPrinting, mailing and tabulation in house, with an electronic ballot option.
Inspector of Elections
Westlake Village · works statewide
Paper ballotsRunning elections since 1987; states that it does not count ballots electronically. A second line, (818) 661-9255, is answered in Chinese.
The HOA Election Guys
Foothill Ranch · works statewide
Ask themOrange County base, working statewide.
The Inspectors of Election
Carlsbad · works statewide
Paper and electronicHigh-volume firm running paper and online ballots for management portfolios.
San Diego
San Diego County
Accurate Voting Services
Irvine
Paper ballotsCounting since 2005. Says it tabulates by hand rather than by machine.
Allstate Notary Preparation
San Diego
Paper ballotsA notary practice that takes inspector work, from counting only up to running the whole election.
HOA Ballot Counter
San Clemente
Paper ballotsSole practitioner; the owner served eighteen years as a board president.
HOA Elect CA
San Diego · works statewide
Paper and electronicFull-service or receive-and-count-only, with an online voting option.
HOA Election Pro
San Diego
Ask themNotary-led practice working with San Diego County boards.
Inspector of Elections
Westlake Village · works statewide
Paper ballotsRunning elections since 1987; states that it does not count ballots electronically. A second line, (818) 661-9255, is answered in Chinese.
San Diego HOA Election Services
San Diego
Paper ballotsBallot counting and tabulation for San Diego County associations.
The Inspectors of Election
Carlsbad · works statewide
Paper and electronicHigh-volume firm running paper and online ballots for management portfolios.
Third Party Voting
Escondido
Paper and electronicNorth San Diego County practice offering paper and online ballots.
Inland Empire
Riverside, San Bernardino and the Coachella Valley
Accurate Voting Services
Irvine
Paper ballotsCounting since 2005. Says it tabulates by hand rather than by machine.
California Association of Homeowners Associations
La Verne · works statewide
Ask themAn association-services organization that also administers elections.
HOA Election Team
Soquel · works statewide
Paper and electronicPublishes flat pricing on its site and added digital balloting in January 2025.
NLB Consulting & Elections
Palm Springs
Paper and electronicCoachella Valley practice; counts at the noticed open meeting, in person or online.
Bay Area
San Francisco, the Peninsula, the East Bay and the South Bay
Bellwether Election Solutions
Roseville · works statewide
Paper and electronicNorthern California base; lists electronic elections as one of its service lines.
Independent Election Inspector Services
California
Ask themBay Area association elections. Enquiries through the form on their site.
Inspector of Elections
Westlake Village · works statewide
Paper ballotsRunning elections since 1987; states that it does not count ballots electronically. A second line, (818) 661-9255, is answered in Chinese.
Liberty HOA Election Services
San Jose
Paper ballotsPrints, assembles and mails ballots in house; handles elections by acclamation as well as balloted ones.
NorCal Inspector of Elections
San Ramon
Ask themNorthern California only. Enquiries through the form on their site.
Pro Elections
Murphys · works statewide
Paper and electronicPaper, electronic or hybrid, with a per-election web page for nominations and the timeline.
Sacramento
Sacramento, Placer, El Dorado and Yolo counties
Bellwether Election Solutions
Roseville · works statewide
Paper and electronicNorthern California base; lists electronic elections as one of its service lines.
HOA Election Inspectors
Sacramento
Paper ballotsDowntown Sacramento practice. Its website no longer resolves — reach it by phone or email.
NorCal Inspector of Elections
San Ramon
Ask themNorthern California only. Enquiries through the form on their site.
Pro Elections
Murphys · works statewide
Paper and electronicPaper, electronic or hybrid, with a per-election web page for nominations and the timeline.
Central Valley
Stockton, Modesto, Fresno and Bakersfield
Bellwether Election Solutions
Roseville · works statewide
Paper and electronicNorthern California base; lists electronic elections as one of its service lines.
NorCal Inspector of Elections
San Ramon
Ask themNorthern California only. Enquiries through the form on their site.
Pro Elections
Murphys · works statewide
Paper and electronicPaper, electronic or hybrid, with a per-election web page for nominations and the timeline.
Central Coast
Santa Barbara, San Luis Obispo, Monterey and Santa Cruz
HOA Election Team
Soquel · works statewide
Paper and electronicPublishes flat pricing on its site and added digital balloting in January 2025.
Official HOA Elections
Westlake Village
Ask themOffices in Los Angeles, Ventura and Santa Barbara counties; quotes by unit count.
Listed here and want a detail changed, or want to come off the list? Email [email protected] and we will do it. Run elections in California and are not here? Tell us and we will add you.
Six questions before you appoint anyone
- Are you a director, a candidate, or related to one? Any yes disqualifies you (§5110(b)).
- Does the association pay you for anything else — management, accounting, landscaping, legal work? In California that disqualifies you too.
- Will you review the eligible-voter roster and the voting power before ballots go out, not just count at the end?
- Who physically receives the returned envelopes, and where are they kept until the count?
- Will you attend the meeting and count in public, and can you handle a challenge on the spot?
- Will you sign a written certification and hold the ballots for the full year before handing them to the association?
Rules on the rest of the election — notice, quorum, proxies, recalls — are in the California HOA voting rules guide. Other states are covered in the main inspector guide.
Bring your inspector onto the election
Appoint whoever you choose from the list above, then add them on the election page. They get a private page — no account — with the roster, the proxies, the frozen tally after close, a certification to sign and an audit package to keep for the year. Members see results only once the inspector certifies, and the certificate carries their name, not ours.